9509 Botts St SE · Albuquerque, NM 87123

$89,000

2 bd · 2.0 ba · 1,178 sqft · Manufactured · 105 Days on market

Built 2013 Good condition $76/sqft · 6% below area Est $95k · 6% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.0/30.0
• ARV discount +10.4/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Schools +5.3/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously cared and move in ready, this property is well worth a look. The location is ideal for anyone needing to commute to Kirtland Air Force Base or looking for something centrally located in ABQ. The neighborhood is gated and secure with a small park as well. Give this home a look ASAP.

Key facts

• Centrally located
• Secure
• Gated

Tags

• GATED
• SECURE
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.7% in Albuquerque — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#13 in NM) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F.
• Albuquerque Public Schools (urban): math 51% / reading 75% proficiency, ranked #3 of 29 in NM (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $95,093
• List price: $89,000
• Delta: -6.41%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,769
• Equity at exit: $13,270

10-year hold

• IRR: 4.2%
• Equity multiple: 1.26×
• Total profit: $6,542
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State New Mexico: 55 Moderately Landlord-Leaning · D+3
• County: — inherits STATE
• City: — inherits STATE

3-day notice but with cure rights; relocation assistance in some cities.

Methodology + full state rankings →

ZIP-level market 87123

• Rents YoY: -2.1%
• Active inventory: 202
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $249

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 72%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 General Arnold St NE Apt B Albuquerque, NM	2.0	1.0	850	$950	$1.12	43d	1	0.40mi
117 General Arnold St NE Apt C Albuquerque, NM	2.0	1.0	825	$1,075	$1.30	43d	1	0.42mi
117 General Arnold St NE Unit A Albuquerque, NM	2.0	1.0	850	$895	$1.05	23d	1	0.42mi
132 General Arnold St NE Apt D Albuquerque, NM	2.0	1.0	1000	$1,000	$1.00	14d	1	0.43mi
148 General Arnold St NE Apt 5 Albuquerque, NM	2.0	1.0	1000	$800	$0.80	14d	1	0.47mi
148 General Arnold St NE Apt 4 Albuquerque, NM	1.0	1.0	700	$850	$1.21	43d	1	0.47mi
143 General Arnold St NE Apt A Albuquerque, NM	1.0	1.0	765	$775	$1.01	43d	1	0.48mi
143 General Arnold St NE Apt D Albuquerque, NM	1.0	1.0	765	$800	$1.05	23d	1	0.48mi
10404 Griffith Park Dr NE Albuquerque, NM	3.0	2.0	1287	$2,100	$1.63	3d	1	0.70mi
317 General Marshall St NE #2 Albuquerque, NM	1.0	1.0	1093	$900	$0.82	43d	1	0.72mi
319 General Marshall St NE Apt 2 Albuquerque, NM	1.0	1.0	700	$900	$1.29	43d	1	0.73mi
332 General Marshall St NE Apt 2 Albuquerque, NM	1.0	1.0	780	$900	$1.15	43d	1	0.75mi
308 Virginia St NE Unit D Albuquerque, NM	2.0	1.0	700	$850	$1.21	23d	1	0.79mi
500 Tennessee St SE Albuquerque, NM	2.0	1.0	950	$900	$0.95	3d	1	0.81mi
420 Rhode Island St SE Albuquerque, NM	2.0	1.0	916	$1,150	$1.26	3d	1	0.85mi
422 Rhode Island St SE Albuquerque, NM	2.0	1.0	949	$1,100	$1.16	43d	1	0.85mi
324 Vermont St NE Unit 2 Albuquerque, NM	2.0	1.0	700	$995	$1.42	43d	1	0.86mi
134 Rhode Island St SE Apt A Albuquerque, NM	2.0	1.0	765	$900	$1.18	23d	1	0.87mi
134 Rhode Island St SE Albuquerque, NM	2.0	1.0	765	$900	$1.18	43d	1	0.87mi
701 Stephen Moody St SE Albuquerque, NM	1.0–2.0	1.0–2.0	814	$1,715	$2.11	3d	10	0.89mi
209 Texas St NE Unit 209B Albuquerque, NM	2.0	1.0	700	$950	$1.36	43d	1	0.89mi
209 Texas St NE Albuquerque, NM	2.0	1.0	720	$1,200	$1.67	43d	1	0.89mi
408 Pennsylvania St SE Unit B Albuquerque, NM	1.0	1.0	827	$850	$1.03	43d	1	0.90mi
328 Utah St NE Apt A Albuquerque, NM	2.0	1.0	700	$900	$1.29	3d	1	0.91mi
508 Pennsylvania St SE Unit 1 Albuquerque, NM	2.0	1.0	756	$1,100	$1.46	43d	1	0.92mi
9125 Copper Ave NE Albuquerque, NM	2.0	1.0–2.0	850	$1,524	$1.79	3d	10	0.96mi
507 Wisconsin St NE Apt 2B Albuquerque, NM	2.0	1.0	1000	$750	$0.75	23d	1	0.97mi
513 Wisconsin St NE Apt 1A Albuquerque, NM	2.0	1.0	1085	$1,577	$1.45	43d	1	0.98mi
8200 Copper Ave NE Unit A Albuquerque, NM	2.0	1.0	735	$1,149	$1.56	3d	1	0.98mi
419 Dallas St SE Unit A Albuquerque, NM	2.0	1.0	780	$1,149	$1.47	3d	1	0.99mi
423 Dallas St SE Unit A Albuquerque, NM	2.0	1.0	780	$1,149	$1.47	3d	1	0.99mi
310 Charleston St SE Albuquerque, NM	1.0	1.0	700	$879	$1.26	43d	1	1.01mi
312 Charleston St SE Unit 3 Albuquerque, NM	2.0	1.0	800	$920	$1.15	44d	1	1.02mi
445 Charleston St SE Unit D Albuquerque, NM	3.0	1.0	1000	$1,350	$1.35	23d	1	1.05mi
449 Charleston St SE Apt D Albuquerque, NM	3.0	1.0	1200	$1,450	$1.21	43d	1	1.05mi
217 Pennsylvania St NE Unit 217-A Albuquerque, NM	2.0	1.0	800	$950	$1.19	43d	1	1.05mi
217 Pennsylvania St NE Unit 217-E Albuquerque, NM	2.0	1.0	800	$950	$1.19	23d	1	1.05mi
217 Pennsylvania St NE Unit 217-C Albuquerque, NM	3.0	2.0	1278	$1,400	$1.10	43d	1	1.05mi
328 Rhode Island St NE Unit 5 Albuquerque, NM	3.0	1.0	950	$1,230	$1.29	43d	1	1.06mi
328 Rhode Island St NE Unit 1 Albuquerque, NM	3.0	1.0	950	$1,230	$1.29	3d	1	1.06mi

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 105 DOM
2. 2026-06-17
   days on market $89,000 Active 104 DOM
3. 2026-06-16
   days on market $89,000 Active 103 DOM
4. 2026-06-15
   days on market $89,000 Active 102 DOM
5. 2026-06-13
   days on market $89,000 Active 100 DOM
6. 2026-06-10
   days on market $89,000 Active 97 DOM
7. 2026-06-09
   days on market $89,000 Active 96 DOM
8. 2026-06-08
   days on market $89,000 Active 95 DOM
9. 2026-06-07
   days on market $89,000 Active 94 DOM
10. 2026-06-05
    days on market $89,000 Active 91 DOM
11. 2026-06-03
    days on market $89,000 Active 90 DOM
12. 2026-06-02
    days on market $89,000 Active 89 DOM
13. 2026-06-01
    days on market $89,000 Active 88 DOM
14. 2026-05-31
    days on market $89,000 Active 87 DOM
15. 2026-02-18
    listed $95,000 Active 295-char remark

    Show marketing remark (295 chars)

    Meticulously cared and move in ready, this property is well worth a look. The location is ideal for anyone needing to commute to Kirtland Air Force Base or looking for something centrally located in ABQ. The neighborhood is gated and secure with a small park as well. Give this home a look ASAP.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,121
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,589
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,585/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to enhance its curb appeal and value. It is move-in ready and well-suited for both resale and rental markets.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value
• Both New flooring in bathrooms — Modernizes and increases value
• Both New kitchen appliances — Modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both New flooring in bathrooms — Modernizes and increases value ↑
• Both New kitchen appliances — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Albuquerque Public Schools
• NCES district ID: 3500060
• Math proficiency: 51% ▲ 30.00%
• Reading proficiency: 75% ▲ 45.00%
• Median HH income: $48,151
• Composite: 53.29/100
• National rank: #1487
• State rank: #3 of 29 in NM

Livability — Albuquerque

• Score: 72/100
• State rank: #13
• US rank: #6219

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albuquerque, NM
• County: Bernalillo County · 647,165 people
• City population: 647,165
• Metro: Albuquerque, NM
• Population (ZIP): 42,252
• Household income: $64,359
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1657.0

Population outlook (Bernalillo County) Hauer SSP2

• Today (2025): 704,528 people
• By 2030: 711,723 · +1.0%
• By 2040: 714,522 · +1.4%
• By 2050: 709,274 · +0.7%
• By 2075: 680,015 · -3.5%
• By 2100: 619,879 · -12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 44% White 40% Two or more races 18% Native American 6% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 22% Vietnamese 2%

Political lean MEDSL · Bernalillo

• 2024 margin: Strong D (+21.0) · D 59.2% · R 38.2% · Other 2.6%
• 2008→2024 swing: -0.3pp no change · 2008: 21.4pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+24.4 2016: D+17.8 2012: D+16.2 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.76%
• Current HPI: 233.3553
• Rent YoY: ▼ -2.10%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-18 Listed $95,000 Southwest MLS